2230 Talisman St · Corpus Christi, TX 78416

$99,900

2 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 47 Days on market

Built 1952 6,952 sqft lot $68/sqft · 37% below area Est $159k · 37% under ↓ 13% since listing

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in Corpus Christi, this 2-bedroom, 1-bathroom home features strong fundamentals and a functional, livable interior. This well-maintained property offers a fantastic opportunity for those seeking a quality space with solid bones and potential for light cosmetic enhancements.

Key facts

• Solid bones
• Quality space
• Functional interior

Tags

• FUNCTIONAL INTERIOR
• WELL MAINTAINED PROPERTY
• QUALITY SPACE
• SOLID BONES
• LIGHT COSMETIC ENHANCEMENTS

Property features AI

Exterior

• Home design: Single-story home; Shingle roof
• Construction: Shingle roof
• Exterior features: Wood fencing; Lot approximately 0.16 acres

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Carpet flooring; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (4.6% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $95k (4.6% below list) — sets the bar for cash-flow.
• Cap rate 11.1% vs local median 3.6% in Corpus Christi — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#66 in TX, #2,404 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Corpus Christi ISD (urban): math 31% / reading 35% proficiency, ranked #562 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 42% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $4k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $427/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,283 (4.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.18%
• DSCR: 1.76
• GRM: 5.5

CMA / ARV

• ARV (median comp): $158,893
• List price: $99,900
• Delta: -37.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1837 Roslyn St	0.13mi	3/1.5 (+1)	1,260 (-15%)	15mo	$189,900	$151	50
2721 Kitchens St	0.72mi	3/2.0 (+1)	1,519 (+3%)	14mo	$177,000	$117	41
2621 Presa St	0.64mi	3/1.0 (+1)	1,344 (-9%)	18mo	$97,000	$72	35
3953 Naples St	0.69mi	3/2.0 (+1)	1,290 (-13%)	8mo	$139,000	$108	31
126 Fannin St	0.68mi	3/2.0 (+1)	1,302 (-12%)	14mo	$70,000	$54	28
4542 Bluebelle Ln	0.73mi	3/2.0 (+1)	1,372 (-7%)	22mo	$179,000	$130	27
201 Adams Dr	0.74mi	3/2.0 (+1)	1,270 (-14%)	15mo	$215,000	$169	20
2526 Nogales St	0.68mi	3/2.0 (+1)	1,263 (-14%)	18mo	$210,000	$166	20
3329 Greenwood Dr	0.64mi	3/2.0 (+1)	1,263 (-14%)	22mo	$205,000	$162	19

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.65×
• Total profit: $18,203
• Equity at exit: $52,880

10-year hold

• IRR: 12.2%
• Equity multiple: 3.11×
• Total profit: $58,940
• Equity at exit: $88,318

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78416

• Home prices YoY: 3.2%
• Active inventory: 44
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$524
• Tax from tax record: −$232 /mo · $2,779/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-26

Break-even live

Break-even rent $1,549

Max offer price $95,283

Occupancy floor 97%

Sensitivity live

Price	-10% $30	-5% $2	+0% $-26	+5% $-54	+10% $-83
Rent	-10% $-146	-5% $-86	+0% $-26	+5% $34	+10% $94
Rate	-1.0pp $24	-0.5pp $-1	base $-26	+0.5pp $-52	+1.0pp $-78

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	44d	1	0.16mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	44d	1	0.30mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	14d	1	0.31mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	14d	1	0.46mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	44d	1	0.82mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	44d	1	0.83mi
238 Watson St Unit B Corpus Christi, TX	1.0	1.0	1411	$800	$0.57	44d	1	0.86mi
1618 Birch Pl Corpus Christi, TX	3.0	1.0	1558	$1,500	$0.96	14d	1	0.99mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	44d	1	1.08mi
1405 Annapolis Dr Corpus Christi, TX	3.0	1.5	1502	$2,000	$1.33	14d	1	1.09mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	44d	1	1.10mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	44d	1	1.11mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	1.13mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	44d	1	1.14mi
2622 Cloyde St Corpus Christi, TX	2.0	1.0	1693	$1,150	$0.68	44d	1	1.26mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	14d	1	1.31mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	14d	1	1.43mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	1.44mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	44d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $99,900 Active 47 DOM
2. 2026-06-17
   days on market $99,900 Active 46 DOM
3. 2026-06-16
   days on market $99,900 Active 45 DOM
4. 2026-06-15
   pricedays on market $99,900 Active 44 DOM
5. 2026-06-14
   days on market $104,900 Active 42 DOM
6. 2026-06-10
   days on market $104,900 Active 39 DOM
7. 2026-06-09
   days on market $104,900 Active 38 DOM
8. 2026-06-08
   days on market $104,900 Active 37 DOM
9. 2026-06-07
   days on market $104,900 Active 36 DOM
10. 2026-06-05
    days on market $104,900 Active 33 DOM
11. 2026-06-03
    days on market $104,900 Active 32 DOM
12. 2026-06-02
    days on market $104,900 Active 31 DOM
13. 2026-06-01
    days on market $104,900 Active 30 DOM
14. 2026-05-31
    days on market $104,900 Active 29 DOM
15. 2026-05-30
    days on market $104,900 Active 28 DOM
16. 2026-05-02
    listed $114,900 Active 282-char remark
17. 2009-05-01
    soldstatus
18. 1997-03-04
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,779 · $232/mo
• Projected year-2 tax: $2,779 · $232/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,189
• − Mortgage interest: −$5,596
• − Property taxes: −$2,779
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$2,906
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $75/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Corpus Christi ISD
• NCES district ID: 4815270
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $45,672
• Composite: 28.27/100
• National rank: #6793
• State rank: #562 of 826 in TX

Livability — Corpus Christi

• Score: 78/100
• State rank: #66
• US rank: #2404

Category grades

Amenities C Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corpus Christi, TX
• County: Nueces County · 296,836 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 12,480
• Household income: $43,198
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 386.0

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 38% Black 16% White 4%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 49%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.38%
• Current HPI: 139.6557
• Rent YoY: —
• Metro: Corpus Christi, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-13.1% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $99,900 CBMLS
• 2026-05-28 Price Changed $104,900 CBMLS
• 2026-05-02 Listed $114,900 CBMLS
• 2009-05-01 Sold (Public Records) — Public Records
• 1997-03-04 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,779 · +12.0% YoY. Source: county tax records.